Last June we completed a house move in Pontllanfraith. We have since encountered a number of issues with the property which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Pontllanfraith?

The question is not clear as to the nature of the problems and if they are unique to conveyancing in Pontllanfraith. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the process, a seller answers a document referred to as a SPIF. If the information turns out to be inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Pontllanfraith.

Have completed on a a terraced house in Pontllanfraith , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Pontllanfraith conveyancing solicitor works at snail pace, so I want to be sure the registration is concluded.

As far as conveyancing in Pontllanfraith is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust subject to who lodges the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. At present approximately 80% of such applications are completed in less than three weeks but some can be subject to extensive delays. Registration occurs after the purchaser is living at the premises therefore registration formalities is not usually top priority yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.

Is it possible to switch firm as I have to select a firm on the Santander conveyancing panel. I had appointed a high street conveyancing solicitor in Pontllanfraith round the corner but the firm is not approved by Santander

It would be our pleasure to assist you select a conveyancing solicitor in Pontllanfraith on the Santander panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Pontllanfraith. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Pontllanfraith.

We're first time buyers - agreed a price, but the agent advised that the seller will only go ahead if we use their recommended lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Pontllanfraith

We suspect that the owner is unaware of this request. If they want ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to use your preferred Pontllanfraith conveyancing lawyers - rather thanthose that will give their estate agent a commission or meet his conveyancing figures demanded by senior management.

What are your top tips when it comes to appointing a Pontllanfraith conveyancing firm to deal with our lease extension?

If you are instructing a property lawyer for your lease extension (regardless if they are a Pontllanfraith conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Pontllanfraith conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:

What volume of lease extensions has the firm conducted in Pontllanfraith in the last 12 months? What are the charges for lease extension conveyancing?

I inherited a basement flat in Pontllanfraith, conveyancing was carried out in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Pontllanfraith with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease ceases on 21st October 2105

With 80 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.